Ferdinand Economic Development Commission: What do millennials want?

Which came first, the chicken or the egg?

That age-old question can be applied to many things in life and is particularly apt during Ferdinand Economic Development Commission meetings, held the second Tuesday of every month at 6 p.m. in Town Hall.

At the April 12 meeting, the query was raised again. The commission was created to serve on several fronts, but the main focus since its 2014 inception has been housing, or more specifically, the perceived lack of housing options within Ferdinand’s corporate boundaries.

Commission members have done their homework and know land is available, but getting developers interested has been nigh on impossible.

Why?

In the beginning they believed the town’s requirements might be too stringent, but have since discovered that on most fronts, Ferdinand is on par and on other fronts, Ferdinand offers more to developers than neighboring communities. For example, if a sewer extension is required, town employees will install it and the developer must only pay for materials. In, say, Jasper, the developer must foot the bill for installation as well as materials.

Commission President Dan Collignon has been told the price of land is high but generally developers pass that cost on when the home is sold. And what the price point actually is has not been clearly determined.

At the behest of the town council, commission members are trying to come up with some ways to entice developers.

What would make building in Ferdinand more attractive?

The town is fairly rich with amenities, from the Tri-County YMCA and Ferdinand Branch Library, to two first class parks, excellent schools and access to shopping, at least for necessities. There are more restaurants than ever, a winery and micro-brewery, plus a brewery/pizza parlor under development.

So this begs the second question to the housing conundrum. How to entice college grads and others who left for school, military service or job opportunities back to Ferdinand to live, work and eventually raise families.

And, if they come, what sort of housing do they desire? Again, the chicken/egg scenario applies, or maybe the “if you build it will they come?” scenario.

Trying to sort out this question, Commission member Brian Dale drafted a survey and put it up on the town’s website late last year. So far 47 responses have been received.

NOTE: Anyone who is in college, moved away after college, or fits the profile of “millennial” is asked to visit ferdinandindiana.org and fill out the simple, on-line survey. This information is invaluable to the commission in planning for Ferdinand’s future. Your participation will not open you up to anything, so no worries about a flood of emails and special offers. Older former Ferdinanders who left and never looked back can also add their voice as to why.

Survey responses have been fairly consistent but sometimes are contradictory. For instance, while 52.78% prefer slow, steady growth for Ferdinand, and proximity to family (31.25%) plus affordability (32.26%) were the primary reasons to move back, 58.33% said Ferdinand is not a good place to live for 20-somethings, but they may someday consider returning.

The numbers were split between home ownership and apartment living, with just 8.51% preferring a condominium.

Reasons not to live in Ferdinand were consistent: Opportunity for more money elsewhere (60.53%), desire to see the world (50%), nothing to do in Ferdinand for people my age (57.89%), career options in my chosen field aren’t available (52.63%) and desire to be on my own (31.58%). More activities for 20-somethings netted the highest response (38.89%) for what Ferdinand needs, with more housing options and more job opportunities tying at 19.44% apiece.

The primary reason to move back? Family, at 45.45%. But possibly more telling were the answers to open ended questions, such as how do you spend your free time and what are Ferdinand’s strengths and weaknesses.

There were 24 responses to the question “Name one attraction/amenity/service Ferdinand does not have that you wish it did?” A pool appeared again and again, along with more housing options, a bar/hangout for young people, health food store, movie theater/shopping mall, stronger arts culture, cheaper grocery store, more restaurants, Target or Wal-Mart, golf course, kid friendly activities and a more robust, historic Main Street.

Dale noted that clearly, millennials are seeking more housing options but also, besides amenities, are looking for higher wages. He wondered whether they have done cost-of-living comparisons because while wages might be lower than in a metropolitan area, the cost of housing, food, amenities, taxes, etc. combined is also much lower in rural southern Indiana.

In assessing the individual responses, Commission member Michael Cummings again referred to the chicken/egg analogy. “It appears we need more young people to make some of these options available but we don’t have enough options to draw [young] people back.”

Dale added the perception of the job market is also unrealistic and Town Council President Ken Sicard, who arrived prior to the council meeting scheduled later in the evening, noted stricter drinking and driving laws have curtailed night life to some degree.

Councilwoman Debbie Johnson, who was also in Town Hall for the council meeting, suggested a cheat sheet or developer’s short list of requirements that would be less onerous than the information on the town’s website or builder’s packet. Something outlining the necessary steps in a simple fashion.

Economic Development Commission members agreed to keep at it and all expressed hope more people respond to the survey. They will also keep delving into the question of what developers and builders want and will eventually share a proposed plan the Town Council can implement.

They did not, however, ever come to a conclusion about which came first, the chicken or the egg.